898 Rader Rd · Avoca, AR 72756

$165,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 4 Days on market

Built 2002 0.82 ac lot Est $168k · at est.

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.8/30.0
• ARV discount +8.3/15.0
• DSCR +7.7/10.0
• 1% rule +5.2/10.0
• Rent growth +5.0/5.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Sold As is Cash 3br 2bh attached mobile

Key facts

• 0.82 acre lot
• Built 2002
• Listed 4 days

Property features AI

Finance

• Other: Lot is approximately 0.82 acres; Not in a subdivision; Located outside city limits; Road frontage on a county road
• Financial info: Annual tax amount listed (financial specifics excluded per instructions)
• HOA & community: Association fees billed monthly

Exterior

• Parking: Unpaved driveway
• Security: No security features listed
• Utilities: Electricity available; Septic available; Septic tank; Rural water source
• Home design: Single-story property; Entry level not specified; Facing direction not specified; Property type details not specified
• Construction: Metal siding; Metal roof; Skirt foundation; Year built unknown
• Exterior features: Patio; Unpaved driveway; Creek on the property; Outbuilding, storage, and workshop structures

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedroom count not provided
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating and cooling details not provided
• Interior features: Tile flooring; No additional interior features listed
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

Location & tenants

• Location reads 64/100 on livability (#182 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.0%/yr); 524 active listings in the ZIP; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; list at $165k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.21%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $167,808
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
190 Dogwood Ln	0.26mi	3/2.0	1,280 (+5%)	10mo	$229,000	$179	71
13017 Scenic Dr	0.44mi	3/2.0	1,232 (+1%)	13mo	$169,900	$138	66
12938 Bryant Way	0.58mi	3/2.0	1,216 (0%)	12mo	$150,000	$123	63
13113 Scenic Dr	0.43mi	3/2.0	1,344 (+10%)	1mo	$169,000	$126	62
13142 E Scenic Dr	0.46mi	3/2.0	1,232 (+1%)	19mo	$219,000	$178	61
13124 Scenic Dr	0.47mi	3/2.0	1,344 (+10%)	4mo	$182,400	$136	57
12822 Bryant Ln	0.42mi	3/2.0	1,144 (-6%)	22mo	$185,000	$162	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,976
• Equity at exit: $24,602

10-year hold

• IRR: 13.1%
• Equity multiple: 2.28×
• Total profit: $59,134
• Equity at exit: $14,266

Cash invested: $46,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72756

• Home prices YoY: -18.4%
• Rents YoY: 10.0%
• Active inventory: 524
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$79 /mo · $942/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $249

Break-even live

Break-even rent $1,366

Max offer price $165,000

Occupancy floor 80%

Sensitivity live

Price	-10% $343	-5% $296	+0% $249	+5% $203	+10% $156
Rent	-10% $117	-5% $183	+0% $249	+5% $316	+10% $382
Rate	-1.0pp $333	-0.5pp $291	base $249	+0.5pp $207	+1.0pp $163

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $165,000 Active 4 DOM
2. 2026-06-17
   days on market $165,000 Active 3 DOM
3. 2026-06-16
   days on market $165,000 Active 2 DOM
4. 2026-06-15
   remarks 39-char remark
5. 2026-06-15
   listed $165,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $942 · $79/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$114/yr (+$9/mo · 12.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,179
• − Mortgage interest: −$9,243
• − Property taxes: −$942
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$4,800
• Taxable income: $343
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $2,911/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 of 238 in AR

Livability — Avoca

• Score: 64/100
• State rank: #182
• US rank: #14576

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avoca, AR
• County: Benton County · 259,241 people
• Metro: Fayetteville-Springdale-Rogers, AR
• Population (ZIP): 41,791
• Household income: $72,230
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 981.0

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 49% Hispanic / Latino 36% Two or more races 30% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 19% · Canada
• Languages at home: 74% English-only · Spanish 25% Other Asian/Pacific 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.57%
• Current HPI: 366.432
• Rent YoY: ▲ 10.01%
• Metro: Fayetteville-Springdale-Rogers, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+725.0% since first listed

3 events — show timeline

• 2026-06-14 Listed $165,000 NWARMLS
• 2007-04-27 Sold (Public Records) $55,000 Public Records
• 2000-02-07 Sold (Public Records) $20,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $942 · +5.3% YoY. Source: county tax records.